HomeMy WebLinkAbout04-23-26 PACKET ROHNERT PARK PLANNING COMMISSION
REGULAR MEETING Thursday, April 23, 2026
Open Session: 6:00 P.M.
MEETING LOCATION: CITY HALL - COUNCIL CHAMBER Address: 130 Avram Avenue, Rohnert Park, California PUBLIC PARTICIPATION: The Rohnert Park Planning Commission welcomes your attendance, interest, and participation at its regular meetings scheduled on the Second and Fourth Thursday of each month at 6:00 p.m. in the Council Chambers.
Members of the public are encouraged to observe the meeting on Cable Channel 26 by visiting meeting central on our website https://www.rpcity.org/city_hall/city_council/meeting_central PUBLIC COMMENTS: Provides an opportunity for public comment on items not listed on the
agenda, or on agenda items if unable to comment at the scheduled time. Speakers are encouraged to complete a Public Comment card and submit it to the Secretary at the time of the meeting. This helps ensure an orderly and efficient meeting, but it is not required. Members of the public may also provide advanced comments by email at Planning@rpcity.org.
Comments are requested by 5:00 p.m. on the day of the meeting. Email comments must identify the Agenda Item Number in the subject line of the email. The emails will not be read for the record but will be provided to the Planning Commission. Please note that all emails sent to the Planning Commission are considered to be public records and subject to disclosure under the California Public
Records Act.
Planning Commission agendas and minutes may be viewed at the City’s website: www.rpcity.org NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising only
those issues you or someone else raised at the public hearing(s) described in this agenda, or in written
correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s).
RIGHT TO APPEAL: Pursuant to Rohnert Park Municipal Code Article XII, Any person may file an appeal of the Planning Commission’s action on agenda items within ten (10) calendar days. When the period for an appeal ends on a weekend or city holiday, the last day to file the appeal shall be
extended to the next working day.
1. REGULAR MEETING CALL TO ORDER AND ROLL CALL
2. READING OF THE LAND ACKNOWLEDGEMENT The City of Rohnert Park acknowledges Indigenous Peoples as the traditional stewards of the land. Let it be acknowledged that the City of Rohnert Park is located within the
traditional homeland of the Federated Indians of Graton Rancheria, comprised of Coast
Miwok and Southern Pomo peoples.
3. PLEDGE OF ALLEGIANCE
4. PUBLIC COMMENT – Persons who wish to speak to the Commission on any Consent Calendar item or an item that is not on the agenda may do so at this time. Each speaker will be allotted three minutes. Please see page 1 for details on how to submit public comments. 5. CONSENT CALENDAR – All items on the Consent Calendar will be considered together
by one or more action(s) of the Commission, whichever is applicable, unless any Commission Member or anyone else interested in a consent calendar item has a question about the item. Commissioner
Motion/Vote:
(Lam___ Campbell___ Austin-Dillon___ Epstein___ Orloff___) 5.1 Approval of the Draft Minutes of the Planning Commission Regular Meeting of April 9, 2026 (This action is not a Project under the California Environmental Quality Act
(CEQA))
6. REGULAR ITEMS 6.1 Study Session #2, Review Draft Objective Design Standards (CEQA Status: Not a
Project)
No action is required at this time.
7. ITEMS FROM THE PLANNING COMMISSION 8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF 9. ADJOURNMENT NOTE: Time shown for any particular matter on the agenda is an estimate only. Matters may be
considered earlier or later than the time indicated, depending on the pace at which the meeting proceeds. If you wish to speak on an item under discussion by the Commission that appears on this agenda, please refer to page 1 for more details on submitting a public comment. Any item raised by a member of the public that is not on the agenda and may require Commission action shall be
automatically referred to staff for investigation and disposition, which may include placing on a future agenda. If the item is deemed to be an emergency or the need to take action arose after posting of the agenda within the meaning of Government Code Section 54954.2(b), the Commission is entitled to
discuss the matter to determine if it is an emergency item under said Government Code and may take action thereon.
AGENDA REPORTS & DOCUMENTS: A paper copy of all staff reports and documents subject to
disclosure that relate to each item of business referred to on the agenda is available for public inspection at City Hall, 130 Avram Avenue, Rohnert Park, California 94928.
Electronic copies of all staff reports and documents subject to disclosure that relate to each item of business referred to on the agenda are available for public inspection at https://www.rpcity.org/city_hall/city_council/meeting_central. Any writings or documents subject to
disclosure that are provided to all, or a majority of all, of the members of the Planning Commission regarding any item on this agenda after the agenda has been distributed will be made available for inspection at City Hall and on our website at the same time. Any writings or documents subject to disclosure that are provided to the Planning Commission during the meeting will be made available
for public inspection during the meeting and on our website following the meeting.
AMERICAN DISABILITY ACT ACCOMMODATIONS: Any member of the public who needs accommodations should email the ADA Coordinator at adacoordinator@rpcity.org or by calling 707-588-2224. The ADA Coordinator will use their best efforts to provide reasonable
accommodations to provide as much accessibility as possible while also maintaining public safety in
accordance with the City's procedure for resolving reasonable accommodation requests. Information about reasonable accommodations is available on the City website at: https://www.rpcity.org/city_hall/departments/human_resources/a_d_a_and_accessibility_resources
CERTIFICATION OF POSTING OF AGENDA I, Clotile Blanks, Community Development Technician for the City of Rohnert Park, declare that the foregoing agenda was posted and available for review on April 17, 2026, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park’s website at www.rpcity.org.
Signed this 17th day of April 2026, at Rohnert Park, California.
Clotile Blanks
Minutes of the Planning Commission Meeting of the City of Rohnert Park Thursday, April 9, 2026 6:00 P.M. 130 Avram Avenue, Rohnert Park 1. CALL TO ORDER AND ROLL CALL
Chairperson Fanny Lam called the regular meeting to order at 6:02 p.m. Present: Fanny Lam, Chairperson Tim Campbell, Vice Chairperson
Matt Epstein, Commissioner
Marc Orloff, Commissioner Absent: Tramaine Austin-Dillon, Commissioner 2. READING OF THE LAND ACKNOWLEDGEMENT
Read by Chairperson Lam 3. PLEDGE OF ALLEGIANCE
Led by Chairperson Lam
4. PUBLIC COMMENT
None
5. CONSENT CALENDAR – ADOPTION OF MINUTES 5.1 Approval of the Draft Minutes of the Planning Commission Regular Meeting of
March 12, 2026 ACTION: Moved/Seconded (Orloff/Epstein) to approve the Minutes of the Planning Commission Regular Meeting of March 12, 2026. Motion carried by the following 4-0-1 roll call vote: AYES: Lam, Campbell,
Epstein, Orloff; ABSTAIN: None; ABSENT: Austin-Dillon
6. REGULAR ITEMS
6.1 Conduct a Public Hearing to Consider Adopting Resolution 2026-05 approving a Sign
Program for Edgeway Plaza located at 7301 Camino Colegio and East Cotati Avenue,
(143-340-061 & 158-270-065), File No. PLSI24-0026 (Categorically exempt under the California Environmental Quality Act (CEQA), Class 1 Exemption under Section 15301: Existing Facility)
Planning Consultant Christina Ratcliffe presented the proposed Sign Program for
Edgeway Plaza and responded to questions from the Planning Commission regarding
monument signs and the overall sign program. Applicant Nalin Wangel-Komisar of FastSigns provided information regarding the sign application and responded to questions from the Commissioners concerning the
proposed Edgeway Plaza sign program.
Commissioner Epstein moved to approve the sign program for PLSI24-0026, including all signage except for the third (3rd) monument sign, and to modify Condition No. 5 to amend the wording so that the building permits for the monument signs can be issued
either prior to or concurrently with other sign permits. Commissioner Orloff seconded
the motion. ACTION: Moved/Seconded (Epstein/Orloff) to approve Resolution 2026-05 with Exhibit and to rephrase Condition 1 of the Resolution to state: “except
that the third (3rd) monument sign that is not constructed shall be
removed from the sign program.” And that Condition No. 5 be amended so that the building permits for the monument signs can be issued either prior to or concurrently with other sign permits. Motion carried by the following (4-0-1) roll call vote: AYES: Lam,
Campbell, Epstein, Orloff; NOES: None; ABSENT: Austin-Dillon
7. ITEMS FROM PLANNING COMMISSION
Commissioner Epstein asked to include design standards for wildland deterrent construction,
where feasible, in the Objective Design Standards.
Chairperson Lam indicated that she would have work commitments and would be unavailable for
the April 23, 2026, Planning Commission Meeting.
8. ITEMS FROM DEVELOPMENT SERVICES STAFF
Planning Consultant Ratcliffe stated that there will be a Planning Commission Meeting on April
23, 2026, for the second workshop on the Objective Design Standards.
9. ADJOURNMENT
Chairperson Fanny Lam adjourned the Planning Commission Meeting at 6:49 p.m.
_____________________________ ________________________________ Fanny Lam, Chairperson Clotile Blanks, Recording Secretary
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City of Rohnert Park
Planning Commission Report
Meeting Date: April 23, 2026
Item No: 6.1
Prepared by: Planning Consultant (M-Group); Tom Ford and Lorrin French
Agenda Title: Study Session #2, Review Draft Objective Standards (CEQA Status: Not a
Project)
RECOMMENDED ACTION
Receive a staff presentation on the Draft Objective Design Standards (Attachment 1) and provide
comments and direction in response to the staff questions included in the Recommended Action
section below. No action is required at this time.
BACKGROUND
Recent changes in State housing law require jurisdictions to establish a ministerial (“by-right”)
development review process for qualifying housing development projects as defined in
California Government Code Section 65589.5(h)(2). Under a ministerial process, applications
must be reviewed using objective, measurable standards rather than subjective design guidance
or discretionary judgment. Rohnert Park’s adopted Housing Element commits the City to
adopting Objective Design Standards to support its housing goals in compliance with State law.
At the December 11, 2025 Planning Commission meeting, the City’s planning consultant, M-
Group, conducted a study session to solicit input on the objective standards, and the Planning
Commission identified the following focus areas:
• Fire Safety and Wildland-Urban Interface. Commissioners emphasized a need for fire-
safe and fire-resistant design as a top priority, citing recent wildfire events and the City’s
location within the wildland-urban interface.
• Site Design and Public Safety. Commissioners raised concerns related to site access and
circulation, including pedestrian and vehicle conflicts, ingress and egress from adjacent
uses and properties, and pedestrian safety along major thoroughfares.
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• Community Character and General Plan Consistency. Commissioners highlighted the
importance of maintaining community character as articulated in the General Plan,
including preservation of views toward the Petaluma Hills, use of native and drought-
tolerant landscaping, and requiring fire-resistant building materials.
Since the December Planning Commission meeting, M-Group has prepared a draft Objective
Design Standards document for the Planning Commission’s consideration.
FIRE SAFETY STANDARDS
Fire safety emerged as a key priority during the Planning Commission’s discussion. In response,
the consultant team conducted additional research and developed the following standards:
• Standard 5.2: Defensible Space
Establishes defensible space requirements for site landscaping, including irrigation of all
landscape features, and limiting plant height and tree canopies near buildings.
• Standard 9.3: Enclosed Eaves and Gutters
Requires all eaves and gutters to be enclosed to prevent accumulation of wind-borne
embers.
• Standard 9.4: Roof and Attic Vents
Requires ember-resistant roof and attic vents in compliance with California Building
Code Chapter 7A.
• Standard 11.3: Prohibited Glazing
Prohibits the use of reflective window glazing due to concerns identified by the
Commission regarding its potential to act as an ignition source.
• Standard 12: Enclosed Projections
Requires all decks, balconies, patios, and other architectural projections to be fully
enclosed from the underside to prevent accumulation of wind-borne embers.
• Standard 13.2: Fire Resistant Building Materials
Requires all exterior building materials and components to have a Class-A fire-resistance
rating as defined in the California Building Code.
OBJECTIVE DESIGN STANDARDS DOCUMENT
M-Group developed the Objective Design Standards document to address a variety of design
topics, centered around two primary categories: site design and building design. The document is
structured and summarized as follows:
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Introduction
This section establishes the ministerial review process for housing development projects, which
are defined in California Government Code Section 65589.5(h)(2) as:
• A project with residential units only
• Mixed-use housing projects with at least two-thirds of the project’s gross square footage
designated for residential use
• Transitional housing or supportive housing
• Farmworker housing, as defined in the Health and Safety Code
Definitions
This section defines terms used in the standards that are not otherwise defined in Chapter 17.04
of the Zoning Code.
Site Design
This section establishes standards for how buildings, circulation, open space, and site
infrastructure are arranged within a development to support a pedestrian-oriented public realm.
1. Building Placement and Orientation
Requires buildings to orient their front façade toward a public street, common open
space, or designated pedestrian walkway, with additional standards governing frontage
features such as entries and openings.
2. Vehicular Access and Parking Areas
Establishes standards for the location and design of vehicular access and surface parking
areas to limit curb cuts, reduce vehicle–pedestrian conflicts, and minimize visual impacts
along public streets through requirements for placement, screening, landscaping, and
internal circulation. Landscape screening and lighting requirements are internally
consistent with Chapter 17.16.100 of the Rohnert Park Municipal Code (RPMC).
3. Pedestrian Access and Circulation
Establishes standards for pedestrian walkways and internal circulation to ensure safe and
convenient connections between buildings, parking areas, open spaces, and public
sidewalks while minimizing conflicts with vehicles.
4. Open Space
Augments the minimum requirements in RPMC Chapter 17.10.020 by establishing
additional standards for the design and usability of common and private open space.
5. Landscaping
Establishes standards for landscape coverage, defensible space for fire safety, plant selection, and site lighting.
6. Utility Facilities and Service Areas
Establishes standards for the location, screening, and design of utility equipment and
service areas, including mechanical equipment, meters, transformers, and trash and
recycling enclosures.
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Building Design
Establishes standards for building form, façade organization, architectural elements, and
materials to create clear architectural hierarchy and articulation, reduce perceived mass, and
reinforce a consistent relationship between buildings and the street.
7. Façade Articulation
Establishes standards for façade organization through vertical and horizontal articulation
to reduce perceived mass and create a consistent architectural rhythm. Vertical
articulation divides façades into a base, middle, and top to establish hierarchy, while
horizontal articulation breaks long façades into modules and bays to introduce variation
and visual interest.
8. Massing
Establishes standards to limit building length and require massing features, such as towers, step-backs, projections, or recesses; to break up large volumes and reduce perceived scale.
9. Roof Design
Establishes roof articulation standards that require variation to reinforce façade
organization. Regulates dormer size and placement, allows limited eave encroachments,
and requires ember-resistant vents and enclosed eaves consistent with Chapter 7A of the
California Building Code for fire safety.
10. Ground Floor Design
Establishes standards for ground-floor height, transparency, frontage placement, and
frontage types to strengthen the relationship between buildings and the street.
Requirements include usable interior space, adequate transparency and entries along
public-facing façades, and frontage types such as stoops, porches, patios, galleries, and
shopfronts that create active, pedestrian-oriented street frontages.
11. Fenestration
Establishes standards for the design and placement of windows and openings to provide
architectural detail, maintain privacy between adjacent buildings, and prohibit reflective
glazing.
12. Enclosed Projections
Requires decks, balconies, patios, and similar projections to have fully enclosed
undersides to comply with Chapter 7A of the California Building Code and reduce the
risk of ignition from wind-borne embers.
13. Building Materials
Establishes standards for the use and arrangement of exterior building materials by limiting the number of materials and colors, requiring appropriate transitions between materials, and requiring compliance with Class A fire-resistance standards in the California Building Code.
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RECOMMENDED ACTION
Staff recommends that the Planning Commission discuss the following topics and provide any
necessary direction for the Objective Design Standards:
1. Fire Safety
Staff requests that the Planning Commission input on the following fire safety
considerations:
• Should fire safety standards apply citywide, or be limited to projects within designated Wildland–Urban Interface (WUI) areas? A map of Rohnert Park’s WUI is provided in Attachment 2.
• Does the Planning Commission have concerns regarding the potential cost
implications associated with requiring Class A materials? The conclusion of a Fall 2025 report, provided as Attachment 3, indicates this requirement may
increase construction costs by approximately 2 percent.
2. Site Design
Staff requests that the Planning Commission provide direction on the following site
design considerations:
• Should the required landscape buffer between buildings and pedestrian
walkways be reduced when a building faces the walkway? If so, what
minimum buffer is appropriate? Standard 3.4(b) currently requires a minimum 5-
foot landscape buffer for ground floor residential frontages.
3. Building Design
Staff requests that the Planning Commission provide direction on the following building
design consideration:
• Should façade organization requirements apply to buildings of three stories
or less, or be limited to taller buildings? Standard 7 requires buildings to
incorporate horizontal and vertical articulation to visually organize building
façades.
NEXT STEPS:
Planning Commission Hearing – Public Draft Objective Design Standards
(Spring/Summer 2026)
City Council Review and Adoption
(Summer 2026)
ENVIRONMENTAL ANALYSIS: Not a project under CEQA.
PUBLIC NOTIFICATION: Not a public hearing; no notice required.
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Attachments:
1. Draft Objective Design Standards
2. Council Resolution 987 Wildland-Urban Interface Map
3. Construction Costs for Wildfire-Resistant Homes Fall 2025
City of Rohnert Park April 23, 2026
Administrative Draft – Objective Design Standards Attachment 1
Contents
Introduction ....................................................................................................................................................... 2
Definitions .......................................................................................................................................................... 3
Site Design.......................................................................................................................................................... 4
1. Building Orientation ............................................................................................................ 4
2. Vehicular Access and Parking Areas .................................................................................... 4
3. Pedestrian Access and Circulation ...................................................................................... 7
4. Open Space ......................................................................................................................... 8
5. Landscaping ......................................................................................................................... 9
6. Utility Facilities and Service Areas .................................................................................... 11
Building Design ............................................................................................................................................... 14
7. Façade Articulation ........................................................................................................... 14
8. Massing ............................................................................................................................. 16
9. Roof Design ....................................................................................................................... 19
10. Ground Floor Design ..................................................................................................... 20
11. Fenestration .................................................................................................................. 32
12. Enclosed Projections ..................................................................................................... 33
13. Building Materials ......................................................................................................... 33
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Introduction
Purpose
The purpose of these Objective Design Standards is to establish requirements for qualifying
multi-family housing projects that result in high-quality design outcomes and support a
pedestrian-oriented public realm. This document is intended to provide design direction for
property owners, applicants, and City staff with standards that are uniformly verifiable and
involve no personal or subjective judgment, in compliance with State law.
California Government Code Section 65589.5(h)(2) defines a housing development project to
consist of any of the following:
• A project with residential units only
• Mixed-use housing projects with at least two-thirds of the project’s gross square footage
designated for residential use; as conditioned by subsections (B)(i) through (iii).
• Transitional housing or supportive housing
• Farmworker housing, as defined in subdivision (h) of Section 50199.7 of the Health and
Safety Code
Applicability
Where a housing development project is subject to ministerial design review pursuant to State
law, the objective standards in this document shall serve as the criteria for project evaluation.
These standards may also inform the evaluation of projects subject to discretionary review. All
other applicable development standards shall continue to apply, including but not limited to the
following:
• City of Rohnert Park General Plan
• City of Rohnert Park Municipal Code
• Central Rohnert Park PDA Plan – Residential Guidelines
• Design Guidelines for Commercial, Residential, and Multi-Family Buildings
• Downtown District Amenity Zone Overlay District Standards
• SOMO Village Design Guidelines
• SOMO Village Development Standards
• University District Design Guidelines
• Wilfred Dowdell Specific Plan Development Standards and Guidelines
Organization
Objective design standards are organized into two primary sections: Site Design and Building
Design. Site Design includes standards addressing building orientation and placement; vehicular
access and parking; pedestrian access and circulation; open space; landscaping; and utility
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facilities and service areas. Building Design includes standards addressing building massing; roof
design; façade articulation; ground-floor design; material use; and fenestration.
Conflicts
Where a conflict exists between the objective standards contained in this document and any
uniformly verifiable development standards applicable to a Planned Development District,
Overlay District, and/or Special Area, in Chapter 17.06 in the Code of Ordinances, the
development standard(s) applicable to that district or area shall prevail.
Definitions
Terms and words used in this document are defined pursuant to Rohnert Park Municipal Code
Chapter 17.04, unless otherwise defined by this section.
Building, front: The façade of a building designated as the building front by the project
applicant.
Building, length: The maximum horizontal dimension of a building measured parallel to
the building front, side, or rear; measured across projections, recesses, or changes in
plane along the façade.
Building, side: Any façade of a building that is not the building front or building rear.
Projections, recesses, or changes in plane along a façade do not constitute additional
building sides.
Building, rear: The side of a building opposite the building front.
Bulkhead: A low, solid wall at the base of a storefront window.
Corner, inside: The junction of two building façade planes forming an interior (concave)
angle.
Designated Pedestrian Walkway: A public or private sidewalk, path, or marked walkway
provided as part of a development project intended exclusively for pedestrian travel.
Drive Aisle: An internal vehicular travel lane within a parking area that provides access
to parking spaces, garages, or loading areas and is not a public or private street.
Floor, finished: The top surface of a completed floor, including the finished flooring
material.
Frontage type: A classification of the ground-floor building frontage based on its physical
form and relationship to the adjacent street, designated pedestrian walkway, or
common open space.
Oriented to, toward: Positioned such that an unobstructed view is maintained to or
from a specified feature or location.
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Private Street: A privately owned and maintained vehicular circulation route that
provides access to lots, buildings, or dwelling units and includes sidewalks or pedestrian
pathways. A private street is not considered a parking lot drive aisle.
Site Design
Site design standards establish how buildings and site elements are positioned and connected
on a project site.
1. Building Orientation
The front of any building shall be oriented to a public street, private street, or designated
pedestrian walkway. The side or rear of a building shall not front a public right-of-way, except on
corner lots, where the side of any building fronting a public right-of-way shall not exceed sixty
(60) feet in length.
Figure 1: Building Orientation
2. Vehicular Access and Parking Areas
2.1. Vehicular Access
Vehicular access points shall meet all of the following requirements. Access points used
exclusively for emergency vehicle access are exempt from these standards. For
redevelopment projects, existing vehicular access points can be retained; however,
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retained access points shall count toward the maximum number of vehicular access
points permitted by this section.
a. The maximum number of vehicular access points along a public right-of-way shall
comply with Table 2.1.a.
Table 2.1.a: Maximum Vehicular Access Points
Lot Frontage Access Points
0 to 150 feet 1
150 feet to 299 feet 2
Each additional 300 feet beyond 299 feet 1
b. A minimum separation of thirty (30) feet shall be provided between vehicular
access points on the subject property and any vehicular access points on adjacent
properties, measured from the outside edge of curb cut to the outside edge of curb
cut.
c. Any vehicular access point shall be located a minimum of seventy-five (75) feet
from the nearest street corner, defined as the intersection of the projected
extensions of the sidewalk edges, measured along the sidewalk to the nearest edge
of the curb cut.
2.2. Surface Parking Areas
a. Surface parking areas exceeding six (6) parking stalls shall not be located between
the front of a building and a public right-of-way.
b. Individual surface parking areas shall not exceed ten thousand (10,000) square feet
and shall be separated by at least thirty (30) feet.
c. No more than six (6) consecutive parking stalls shall be permitted without a tree
well or tree well finger extending from a landscape strip. Tree wells and tree well
fingers shall have a minimum dimension of four (4) feet.
2.3. Surface Parking Screening and Landscaping
Surface parking areas adjacent to a public right-of-way and/or common open space shall
be screened from view with a landscaped area that meets all of the following
requirements.
a. Provide landscaping that reaches a minimum mature height of three (3) feet, unless
otherwise specified for defensible space in Standard 5.2.
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b. For non-residential parking areas, provide perimeter planting areas with a minimum
width of ten (10) feet where adjacent to a residential zoning district and five (5) feet
where adjacent to all other zoning districts.
c. Provide screening along at least sixty (60) percent of the length of any surface
parking area perimeter that faces a public right of way, exclusive of drive aisles and
vehicular access points.
d. Provide trees in all perimeter landscaping areas with a clear height of no less than
ten (10) feet and spaced at intervals of no greater than thirty (30) feet, unless the
landscape area is otherwise specified as defensible space in Standard 5.2.
e. Provide a minimum tree canopy shade coverage of forty (40) percent of the area
occupied by parking stalls at tree maturity. Carport structures with solar panels that
provide shade may be used as an alternative to this requirement.
f. Trees shall be provided in parking areas at a minimum ratio of one (1) tree for every
four (4) parking stalls.
Figure 2.3: Surface Parking Screening and Landscaping
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2.4. Garage Access and Placement
Attached and detached garages serving individual units shall be located at the side or
rear of a building and accessed from an internal driveway, drive aisle, or alley. Garages
shall be set back at least ten (10) feet from the front façade on any building.
3. Pedestrian Access and Circulation
3.1. Walkway Width
Any designated pedestrian walkway shall maintain a minimum clear width of four (4)
feet.
3.2. Walkway Connectivity
In projects with five (5) or more units, designated pedestrian walkways shall form a
continuous internal network connecting all buildings, primary pedestrian entrances,
common open spaces, and parking areas. The network shall provide a direct pedestrian
connection to a public sidewalk for all units through a primary building entry or
individual unit entries.
3.3. Vehicle Conflicts
Where a designated pedestrian walkway intersects with a drive aisle and/or surface
parking area, a pedestrian crossing shall be provided that meets the following
requirements:
a. The pedestrian crossing shall have a minimum width of six (6) feet.
b. The pedestrian crossing shall be demarcated with decorative paving materials or
paint colors contrasting with the vehicular circulation material. Decorative paving
materials can include brick, patterned or colored concrete, stone blocks, and
pavers.
c. At minimum, for every one-hundred and eighty (180) linear feet of vehicle
circulation area and/or surface parking frontage, a pedestrian crossing shall be
provided.
3.4. Pedestrian Buffer Zones
Pedestrian buffer zones shall only be required for ground floor frontages with a
residential use.
a. Designated pedestrian walkways abutting a public street shall include a landscaped
buffer between the sidewalk and the street. The buffer shall have a minimum depth
of four (4) feet and shall be raised a minimum of six (6) inches above the adjacent
street grade.
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b. When a building is oriented toward a designated pedestrian walkway, a minimum of
five (5) feet of landscaping shall be provided between the building and the walkway.
Figure 3: Pedestrian Access and Circulation
4. Open Space
The minimum open space requirement is provided in the Development Standards Table in
Chapter 17.10.020 of the Municipal Code. To meet this requirement, open space shall be usable
and designed and improved for active or passive outdoor use by residents and/or the public.
The open space requirement can be met with common open space, private open space, or
both.
4.1. Common Open Space
Common open space is defined an open area within a residential or commercial
development reserved for the exclusive use of the residents or employees of the
development and guests. Common open space can include courtyards, greens, plazas,
paseos, rooftop decks, or similar areas designed for active or passive use. Common open
space shall meet the following requirements:
a. At least sixty (60) percent of a common open space area shall be free of permanent
weather protection or overhead human-made encroachments. Tree canopy or
foliage is not considered an overhead encroachment.
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b. Common open spaces shall include passive recreational features such as benches,
tables and chairs, trails, social gathering areas, and children’s play areas.
c. Elevated common open space, including rooftop decks and podium courtyards
located above the first habitable floor, shall not be oriented toward adjacent single-
family-zoned lots and shall be located a minimum of eighty (80) feet from any lot
line shared with an adjacent single-family-zoned lot. The combined area of all
elevated common open space on a single building shall not exceed fifty (50) percent
of the rooftop area. This standard shall not apply in the Downtown District Amenity
Zone (DDAZ) Overlay District.
d. Lighting for common open space shall be shielded and downlit and shall not exceed
three (3) footcandles measured at grade.
4.2. Private Open Space
Private open space is defined as a usable open space adjoining and directly accessible to
a dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their
guests. Private open space includes balconies, patios, and porches and shall meet the
following requirements:
a. Private open space shall have a minimum area of forty (40) square feet and a
minimum clear dimension of five (5) feet any each direction.
b. All private open space shall be outdoors.
5. Landscaping
5.1. Landscape Coverage
Any required landscape areas or unused site areas shall consist of at least forty (40)
percent living plant material. Non-vegetated surfaces such as decorative gravel,
decomposed granite, bark, or hardscape shall not be counted toward the minimum
vegetation coverage. Bare ground is not permitted.
5.2. Defensible Space
For fire safety purposes, all landscape planting shall be irrigated. Vegetation within five
(5) feet of any building façade shall not exceed eighteen (18) inches in height at maturity.
A minimum horizontal separation of ten (10) feet shall be provided between any tree
canopy at maturity and any portion of a building.
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Figure 5.2: Defensible Space
5.3. Plant Species
The use of artificial plants or turf, and plants identified as invasive by the California
Invasive Plant Council is prohibited.
5.4. Lighting
Lighting shall be provided for all parking areas and structures, designated pedestrian
walkways, drive aisle and pedestrian intersections, and service areas, including waste
enclosures. Light fixtures shall meet the following requirements:
a. All lighting, reflective surfaces or any other sources of illumination shall be utilized
in a manner that produces no glare on public streets or on any other parcel.
b. Any lighting provided for a public street shall follow the City’s manual of standards.
c. Light fixtures mounted on poles or building façades shall not exceed a maximum
mounting height of twenty (20) feet above finished grade.
d. All light fixtures shall be fully shielded and downlit, with the light source directed no
more than thirty (30) degrees below the horizontal plane. Lighting shall be oriented
to prevent direct illumination onto adjacent residentially zoned properties.
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e. Lighting used to illuminate landscaped areas shall not exceed a maximum fixture
height of thirty-six (36) inches above finished grade.
f. Low-pressure sodium lamps, standard mercury vapor lamps, and light sources with
a color temperature exceeding three thousand five hundred (3,500) Kelvin (K) are
prohibited.
g. Uplighting of trees and building façades is prohibited.
h. Permanent lighting within trees is prohibited.
i. For regulations regarding the illumination of signage, please refer to the sign
ordinance.
Figure 5.4: Lighting
6. Utility Facilities and Service Areas
6.1. Location
Exterior utility facilities and service areas shall not be located between the front of a
building and property lines along a public right-of-way unless screened by vegetative
landscaping or a barrier with a height at least equal to the height of the equipment
being screened. Exterior utility facilities and mechanical equipment shall include the
following:
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a. Garbage, compost, and recycling areas or receptacles
b. Utility boxes, electric and gas meters, transformers, and similar equipment.
c. Rooftop mechanical equipment, not including solar panels or other green
infrastructure that relies on access to the sun or wind for power generation.
d. Air conditioning units, heat pumps, and similar equipment.
e. Water or sewer lifts, pumps, and/or back-flow preventers
6.2. Utility and Mechanical Equipment Screening
All exterior utility facilities and mechanical equipment shall be fully screened from public
view by architectural features and/or landscaping. Visibility shall be evaluated from the
following vantage points:
a. For rooftop equipment, visibility shall be evaluated from a point five (5) feet above
finished grade at a horizontal distance of two hundred (200) feet from the building;
and
b. For ground-level equipment, visibility shall be evaluated from a point five (5) feet
above finished grade at a horizontal distance of fifty (50) feet from the equipment.
(Continued on next page)
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Figure 6.2: Utility and Mechanical Equipment Screening
6.3. Trash and Recycling Collection Areas
An enclosure for waste, compost, and recycling collection shall be provided and
screened for all multiple family, commercial and industrial uses. The enclosure shall
meet the following requirements.
a. The walls of the trash enclosure structure shall be constructed of solid masonry
material with a decorative exterior surface finish matching the primary exterior wall
material of the main structure(s). The trash enclosure walls shall be a minimum six
(6) feet in height, and the minimum dimensions shall be adequate for the size and
number of dumpster units and recycling bins.
b. The trash enclosure structure shall have solid heavy gauge metal gates.
c. The trash enclosure shall feature a floor and approach that is paved with a durable
all-weather surface approved by the city engineer.
d. Trash receptacles shall be covered or a cover structure shall be constructed above
the enclosure so as to protect its contents from the elements.
e. A trash enclosure for residential developments shall be designed to allow walk-in
access by residents without requiring the main enclosure gates to be opened.
f. Signage identifying the types of recyclable materials accepted for collection at the
trash enclosure shall be posted within the enclosure.
g. The trash enclosure shall be designed so that adverse impacts such as noise, odor,
vectors, or glare are minimized through the use of adequate separation, fencing,
landscaping, or other means.
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h. If visible from public view, the perimeter of the trash enclosure structure shall be
planted with landscaping, including a combination of shrubs and/or climbing
evergreen vines.
i. No trash enclosure shall be located in any required streetside setback area.
Building Design
7. Façade Articulation
Building facades shall be organized using a two-step system of vertical and horizontal
articulation to establish an organizational framework. For buildings that are three (3) or more
stories in height, all facades shall be vertically divided into a base, middle, and top to establish
hierarchy between the ground floor and upper portions of the building. Buildings less than
three (3) stories shall only be required to establish a base. Any building front, side, or rear
greater than eighty (80) feet in length shall be horizontally divided along the building’s length
into modules and bays to reduce perceived building mass and provide consistent architectural
rhythm.
7.1. Vertical Façade Articulation
To meet this requirement, vertical façade articulation shall be established with a base,
middle, and top as defined below and illustrated in Figure 7.1.
a. Base. The base is the ground floor of a building. The floor-to-floor height of the
base shall be equal to or greater than the floor-to-floor height of the middle or top.
The base shall be visually differentiated from the middle through a continuous
horizontal façade element, such as molding or trim, and/or a change in material,
that extends the full length of the building.
b. Middle. A building’s middle includes all floors that are between the base and the
top. The number of floors in the middle shall be greater than the number of floors
in either the base or the top.
c. Top. The highest floor and/or roof of a building. Where the top includes a habitable
floor, the floor-to-floor height of that floor, measured exclusive of roof height, shall
not exceed the floor-to-floor height of the base. The top shall be visually
differentiated from the middle through a continuous horizontal façade element,
such as molding or trim, and/or a change in material, extending the full length of
the building.
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Figure 7.1: Vertical Façade Articulation
7.2. Horizontal Façade Articulation
To meet this requirement, the building length shall be horizontally divided along into a system
of modules and bays, as defined below and illustrated in Figure 7.2.
a. Module. A module is a vertical division in a building façade along its horizontal
length, defined by a vertical break extending the full height of the building façade,
excluding the base. The width of a module shall be at least nine (9) feet and no
greater than eighty (80) feet. A module shall include no more than nine (9) bays, as
defined in Standard 7.2.b. Individual modules shall be differentiated by
incorporating at least two (2) of the following features:
• A change in primary wall or finish material
• A change in module width
• A change in bay width
• A change in frontage typology, as provided in Standard 10.5
• A change in window pattern
• A change in eave or parapet height of at least two (2) feet
• A recess or projection that is at least two (2) feet in depth
b. Bay. A bay is a subdivision of a module that repeats the same material and opening
pattern within the corresponding module. A bay shall meet all the following
requirements:
• Shall have a minimum width of six (6) feet and a maximum width of thirty (30)
feet. Bays are not required to be equal in width.
• At least twenty-five (25) percent of the bay façade area located above the
ground floor shall consist of transparent glazing.
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• Openings within a bay shall be vertically aligned on a common center axis.
• No blank wall within a bay shall exceed twenty (20) feet in linear length.
• Openings and materials can vary between the base, middle, and top.
Figure 7.2: Horizontal Façade Articulation
8. Massing
8.1. Maximum Building Length
The horizontal length of any building front, side, or rear shall not exceed one-hundred
and eighty (180) feet.
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Figure 8.1: Maximum Building Length
8.2. Massing Features
Massing features shall be provided along the horizontal length of any building front,
side, or rear exceeding eighty (80) feet in compliance with Table 8.3. Massing features
shall not encroach into the setback. Projecting balconies and bay windows shall not be
considered massing features but can be incorporated within a massing feature.
Table 8.3: Massing Features
Building
Length
Minimum Massing
Features Required
Allowable Massing
Features*
Up to 80 feet None • Tower
• Step back
• Projection
• Recess
Greater than 80 feet, up to 120 feet 1
Greater than 120 feet, up to 160 feet 2
Over 160 feet 3
*Allowable massing features are defined below.
(Continued on next page)
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Figure 8.3: Massing Features
Allowable massing features are defined as and shall meet the following requirements.
a. Tower. A tower is a portion of a building that projects vertically above the roofline.
A tower shall meet all the following requirements.
• Provide a minimum width of ten (10) feet, maximum of thirty (30) feet
• A tower can exceed the maximum building height up to a maximum of ten (10)
feet.
• The tower shall include at least one (1), and a maximum of three (3), bays.
b. Step Back. A step back is a portion of the building above the ground floor that
reduces the upper story footprint in comparison to the ground floor. A step back
shall meet all the following requirements:
• Depth. Minimum depth of five (5) feet, maximum of ten (10) feet
• The step back shall be provided for the full length of at least four (4) continuous
bays and located above the building’s base.
c. Projection or Recess. A projection or recess is a portion of a building façade that
extends outward from or is set back from the primary wall plane. A projection or
recess shall meet all the following requirements.
• Provide a minimum depth of one (1) foot.
• Vertically extend through the entire middle and optionally through the base
and/or top.
• Include at least one (1), and a maximum of three (3) bays.
• Provide a corresponding change in roof form in compliance with Standard 9.1.
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9. Roof Design
9.1. Articulation
Within individual module boundaries along the building façade, horizontal eaves shall be
broken using at least one (1) of the following strategies:
a. Gables;
b. Building projection or recess for a minimum depth of two (2) feet;
c. Change in façade or roof height of at least two (2) feet;
d. Change in roof pitch or form;
e. Inclusion of dormers, parapets, and/or varying cornices.
Figure 9.1: Roof Articulation
9.2. Dormers
The combined width of all dormers on a building side shall not exceed fifty (50) percent
of the total building length along that same building side. Dormer width shall be
measured at the fascia board at the widest horizontal dimension of the dormer.
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9.3. Eaves and Gutters
Eaves may encroach into required setbacks by up to two (2) feet. For fire safety, the
underside of eaves shall be enclosed and all gutters shall be covered in compliance with
Chapter 7A of the California Building Code.
9.4. Vents
All ventilation provided for roof and attic spaces shall be ember-resistant in compliance
with Chapter 7A of the California Building Code.
10. Ground Floor Design
10.1. Height and Finish Level
The ground floor height and finish level of any building shall meet the following
requirements:
a. The height of a residential ground floor shall be a minimum of ten (10) feet, up to a
maximum of twelve (12) feet, measured floor-to-floor. The finish floor height shall
be a minimum of one (1) foot, up to a maximum of five (5) feet, above the exterior
finished grade.
b. The height of a non-residential ground floor shall be a minimum of twelve (12) feet,
up to a maximum of sixteen (16) feet, measured floor-to-floor. The finish floor
height shall be flush with the adjacent sidewalk or any publicly accessible frontage,
as provided in Standard 10.5.
10.2. Habitable Depth
Buildings with ground-floor frontage facing a public street, common open space, or
designated pedestrian walkway shall provide interior habitable space that meets the
following requirements:
a. The minimum habitable depth of a ground-floor residential unit shall be fifteen (15)
feet, measured from the exterior building façade.
b. The minimum habitable depth of a ground-floor non-residential unit shall be twenty
(20) feet, measured from the exterior building façade.
10.3. Façade Transparency
Transparency shall be provided on the ground floor façade with window and door
openings as follows:
a. Residential ground floors shall provide at least twenty-five (25) percent
transparency of the façade area.
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b. Non-residential ground floors shall provide at least sixty (60) percent transparency
of the façade area.
Figure 10.3: Façade Transparency (Residential)
10.4. Frontage Placement
At least seventy-five (75) percent of any street-facing building frontage, measured along
the ground floor, shall be located on, or within ten (10) feet of the applicable minimum
front setback.
10.5. Frontage Types
The frontage types in this section may be applied to residential and non-residential
ground floors, except where specifically excluded. Table 10.5 identifies which frontage
types are allowed, not allowed, or required based on the interior ground-floor use. The
following provisions apply to all frontage typologies.
• All ground-floor units (residential or non-residential) shall incorporate at least
one (1) frontage type.
• Frontage types can be combined.
• Where a publicly accessible frontage is provided, it shall be considered the
sidewalk for the purposes of measuring finish floor height.
• Frontages can encroach beyond the applicable front setback up to a maximum of
five (5) feet unless otherwise specified below.
• Frontage encroachments into the public right-of-way shall require an
encroachment permit in compliance with Rohnert Park Municipal Code Chapter
12.04.
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Table 10.5: Summary of Frontage Types
Frontage
Type
Residential
Ground Floor
Non-Residential
Ground Floor
Common Entrance Allowed Allowed
Forecourt Allowed Allowed
Gallery Allowed Allowed
Gateway Allowed Allowed
Patio Allowed Allowed
Porch Allowed Allowed
Shopfront Not Allowed Required
Stoop Allowed Not Allowed
Terrace Allowed Allowed
a. Common Entrance. A common entrance provides entry for multiple units and shall
meet the standards in Table 10.5.a.
Table 10.5.a: Common Entrance Requirements
Minimum Maximum
Residential Non-
Residential Residential Non-
Residential
Depth 18 inches 2 feet 4 feet 8 feet
Width 5 feet 8 feet 12 feet 15 feet
Height (Clear) 8 feet 10 feet 12 feet 16 feet
More than one common entrance can be provided if at least one (1) common
entrance is located at the front of the building.
A common entrance shall be oriented to a street, designated pedestrian walkway,
and/or common open space.
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A common entrance shall be articulated with at least three (3) of the following
architectural features.
• Provide accent materials that are distinct from the primary façade
material
• Provide awnings, excluding membrane and vinyl materials
• Provide sidelights or accent lighting at the entrance
• Provide arches framing the entrance
• Provide columns or pilasters defining the entrance
• Provide façade insets surrounding the entrance door
• Provide windows located above or to the sides of the entrance door
• Incorporate a porch or stoop frontage
• Provide recessed doorways set back from the wall plane at least six (6)
inches
Figure 10.5.a: Common Entrance
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b. Forecourt. A forecourt is an open-air space on the building frontage with primary
entrances oriented to the courtyard interior. A forecourt shall meet the standards in
Table 10.5.b.
Table 10.5.b: Forecourt Requirements
Minimum Maximum
Residential Non-
Residential Residential Non-
Residential
Depth (Clear) 15 feet 20 feet 40 feet 50 feet
Width (Clear) 15 feet 30 feet 40 feet 50 feet
Height (Landing) None 3 feet
Figure 10.5.b: Forecourt
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c. Gallery. A gallery is a one- or two-story structure that projects from the building
façade to provide cover for a sidewalk and/or seating area. A gallery can extend
beyond the applicable front setback for its full depth and can encroach into the
public right-of-way, subject to approval of an encroachment permit. A gallery shall
meet the standards in Table 10.5.c.
Table 10.5.c: Gallery Requirements
Minimum Maximum
Residential Non-
Residential Residential Non-
Residential
Depth (Clear) 6 feet 10 feet 16 feet 20 feet
Height (Clear) 10 feet 12 feet 12 feet 16 feet
Height (Stories) 1 Story 2 Stories
Setback from Curb 2 feet None
A gallery shall maintain a consistent depth at the front façade.
A gallery shall occupy at least 50% of the façade on buildings over 50’ wide
The ground floor of a gallery shall be covered entirely with a roof.
Lighting is required within the gallery.
Figure 10.5.c: Gallery
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d. Gateway. A gateway is a covered, open-air passage that connects the sidewalk
through the ground floor of a building to an interior courtyard. A gateway can
include a vertical change in grade from the sidewalk and shall consist of three (3)
parts in succession: a portal, a passageway, and a courtyard. A gateway shall meet
the standards in Table 10.5.d.
Table 10.5.d: Gateway Requirements
Minimum Maximum
Portal (into Passageway)
Width (Clear) 8 feet None
Height (Clear) 10 feet None
Passageway (into Courtyard)
Depth (Clear) 10 feet 40 feet
Height (Clear) 10 feet None
Interior Courtyard
Depth (Clear) 15 feet None
Width (Clear) 25 feet None
Lighting is required within the passageway.
Figure 10.5.d: Gateway
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e. Patio. A patio is a private space outside of an entry that is defined by a low wall or
hedge extending from the façade. A patio shall meet the standards in Table 10.5.e.
Table 10.5.e: Patio Requirements
Minimum Maximum
Residential Non-
Residential Residential Non-
Residential
Depth (Clear) 5 feet 8 feet 8 feet 20 feet
Width (Clear) 15 feet 20 feet 24 feet 40 feet
Height (Landing) None 1 foot At Grade
Height (Fence/Wall) 2 feet 4 feet
Where provided, an individual patio shall provide direct access to no more than
two (2) residential units.
Figure 10.5.e: Patio
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f. Porch. A porch is a fully covered structure that projects from or is included as part
of the main building façade. A porch shall meet the standards in Table 10.5.f.
Table 10.5.f: Porch Requirements
Minimum Maximum
Residential Non-
Residential Residential Non-
Residential
Depth 8 feet 12 feet 15 feet 24 feet
Width (Landing) 10 feet 20 feet 15 feet 40 feet
Width (Stairs) 4 feet 8 feet 8 feet 16 feet
Height (Landing) 1 foot None 6 feet 3 feet
Height (Clear) 8 feet 10 feet 12 feet 16 feet
A porch shall be covered entirely with a roof.
Direct, ADA*-compliant access to a sidewalk shall be provided for any non-
residential porch.
For the purpose of measuring ground floor height, the porch landing shall be
considered the sidewalk.
*Americans with Disabilities Act
Figure 10.5.f: Porch
g. Shopfront (Non-Residential Use). A shopfront is an exclusively non-residential
frontage that has an entrance, clear glazing, signage, and framing elements to
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provide visual transparency from interior uses onto the sidewalk. A shopfront shall
meet the standards in Table 10.5.g.
Table 10.5.g: Shopfront Requirements
Minimum Maximum
Distance (Openings) None 2 feet
Depth (Entry) 1 foot 5 feet
Height (Bulkhead) None 2 feet
Transparency Minimum 60% of façade area between two (2)
and ten (10) feet above the sidewalk.
A shopfront can include canopies and awnings.
Operable doors and windows that open onto the sidewalk are allowed.
A shopfront shall be allowed only on non-residential ground floors.
Figure 10.5.g: Shopfront
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h. Stoop (Residential Use). A stoop is a small, raised entry, exclusively for residential
ground floors. A stoop shall meet the standards in Table 10.5.h.
Table 10.5.h: Stoop Requirements
Minimum Maximum
Depth (Clear) 3 feet 9 feet
Width (Total) 4 feet 10 feet
Width (Clear) 4 feet 8 feet
Height (Clear) 8 feet 10 feet
Height (Landing) 1 foot 5 feet
Weather protection shall be provided with an awning or recession that is
at least two (2) feet in depth.
Where provided, an individual stoop shall provide direct access to no more than
two (2) residential units.
A stoop shall be allowed only on residential ground floors.
Figure 10.5.h: Stoop
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i. Terrace. A terrace is an elevated area for pedestrian circulation along the façade
that typically provides access to multiple building entrances. Access to the landing is
provided from a stair and/or ramp. A terrace shall meet the following requirements
in Table 9.5.i.
Table 10.5.i: Terrace Requirements
Minimum Maximum
Residential Non-
Residential Residential Non-
Residential
Depth (Clear) 6 feet 8 feet 15 feet 24 feet
Height (Landing) 1 foot None 4 feet 3 feet
Distance (Openings) 8 inches 1 foot 4 feet 2 feet
Distance
(Between Stairs) None 25 feet
Any ground floor unit fronting the terrace shall provide direct access onto the
terrace.
Figure 10.5.i: Terrace
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11. Fenestration
11.1. Opening Depth and Trim
All windows, doorways, and garage openings shall provide the following details at
minimum:
a. The opening shall be recessed at least two (2) inches from the exterior wall plane.
b. The opening shall be framed on at least three (3) sides with trim elements that are
at least one (1) in height and two (2) inches in depth.
c. Windowsills shall project at least two (2) inches from the surrounding exterior wall
plane.
Figure 11.1: Opening Depth and Trim
11.2. Window Privacy
Windows within thirty (30) feet of an adjacent building’s windows shall maintain a five
(5) foot horizontal offset, measured between the edges of the facing window openings.
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Figure 11.2: Window Privacy
11.3. Glazing
Reflective glazing is prohibited. Opaque glazing or window treatments shall not be
permitted, except for bathroom windows.
12. Enclosed Projections
All decks, balconies, patios, and other architectural projections shall be constructed with fully
enclosed undersides in compliance with Chapter 7A of the California Building Code to prevent
the accumulation and ignition of wind-borne embers.
13. Building Materials
13.1. Variation and Transitions
The use and transition of building materials shall meet the following requirements:
a. Individual building façades shall use no more than three (3) colors and three (3)
materials; window trim, molding dividing floors, and fascia are excluded from this
limit.
b. Heavier façade materials shall be placed beneath lighter materials.
c. Changes in building materials shall occur horizontally or at the inside corner of a
building façade.
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Figure 13.1: Material Variation
13.2. Fire Resistance
All exterior building materials and components shall have a Class-A fire-resistance rating
as defined in the California Building Code.
13.3. Prohibited Materials
Use of the following materials shall be prohibited.
a. Single-coat stucco or plaster
b. Plywood siding panels (T1-11 or similar)
c. Aluminum siding
d. Vinyl
ORDINANCE NO. 987 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, CALIFORNIA, ADOPTING THE FIRE HAZARD SEVERITY ZONE MAP AS PUBLISHED BY THE CALIFORNIA STATE FIRE MARSHAL FOR THE CITY OF ROHNERT PARK WITHOUT MODIFICATION AND FINDING THIS ACTION IS EXEMPT FROM CEQA WHEREAS, Government Code Section 51178 requires the California State Fire Marshal to identify areas within the state as "moderate," "high," and "very high" Fire Hazard Severity Zones ("FHSZ") using consistent statewide criteria, including fuel loading, slope, fire weather, and other relevant factors; WHEREAS, the State Fire Marshal has completed the mapping process and published an official FHSZ Map for the City of Rohnert Park dated February 24, 2025, a true and correct copy of which is attached as Exhibit A; WHEREAS, the FHSZ Map identifies several areas within the City of Rohnert Park as "moderate" hazard zones and does not include any areas designated as "high" or "very high"; WHEREAS, the City of Rohnert Park, as a local agency, is required under Government Code Section 5 l l 79(g) to make the published map available to the public; WHEREAS, the City Council of the City of Rohnert Park has reviewed the FHSZ Map and finds that it accurately reflects the conditions within the City and satisfies the State's requirements for public disclosure and hazard identification; and WHEREAS, the City Council of the City of Rohnert Park intends this ordinance to substantially conform to the model ordinance of the State Fire Marshall and, thereby, is in compliance with the requirements of Government Code Section 51179. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROHNERT PARK DOES ORDAIN AS FOLLOWS: Section 1. Recitals. The above recitations are true and correct and are incorporated herein by reference as findings. Section 2. Findings for the California Environmental Quality Act ("CEQA"). The City Council finds that the adoption of this ordinance is exempt from CEQA review pursuant to CEQA Guidelines Sections 153 78 and 15061 (b )(3), as it can be seen with certainty the adoption of this ordinance will not have a significant effect on the environment. Section 3. Adoption. The City Council hereby finds that the Fire Hazard Severity Zone Map for the City of Rohnert Park, as published by the California State Fire Marshal and attached hereto as Exhibit 1, accurately assesses the risk of fire hazard within the City's jurisdictional boundaries and, therefore, adopts the map as published. Section 4. Public Availability. The City of Rohnert Park shall make the adopted FHSZ Map available to the public in accordance with Government Code Section 51179. Attachment 2
Section 5. Severability. The City Council hereby declares that every section,
paragraph, sentence, clause, and phrase of this ordinance is severable. If any section,
paragraph, sentence, clause or phrase of this ordinance is for any reason found to be
invalid or unconstitutional, such invalidity, or unconstitutionality shall not affect the
validity or constitutionality of the remaining sections, paragraphs, sentences, clauses, or
phrases.
Section 6. Effective Date. This ordinance shall be in full force and effective thirty
30) days after its adoption.
Section 7. Publication. The City Clerk is directed to cause this ordinance to be
published in the manner required by law.
This ordinance was introduced by the City Council of the City of Rohnert Park at
its regular meeting on May 13, 2025, and was duly and regularly adopted on May 27,
2025, by the following roll call vote:
AYE S: Courtilmembu-s P% 15t E1wa'- , R..r+ 5vc2., V1c, Mc ur sanb, n.` Gr Ca ; c
NOES: vn
ABSENT: tJo
ABSTAIN: Nave-
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Ard ki/0
erard Guid..-, Mayor
APPROVED:
Elizabeth Machado, Assistant City Clerk
AP OV T RM
Michelle Marchetta Kenyon, City Attorney
Attachment: Exhibit A— Fire Hazard Severity Zone Map of the City of Rohnert Park
Ordinance No. 987
Page 2 of 2
City and County boundaries as of 10/ 22/ 24 (CA Board of Equalization)
CAL FIRE State Responsibility Areas (SRA25_1)
CAL FIRE Fire Hazard Severity Zones (FHSZSRA23_ 3, FHSZLRA_25_1)
Data Sources:
Daniel Berlant, State Fire Marshal, CA Department of Forestry and Fire Protection
Joe Tyler, Director/ Fire Chief, CA Department of Forestry and Fire Protection
Wade Crowfoot, Secretary for Natural Resources, CA Natural Resources Agency
Gavin Newsom, Governor, State ofCaliforniaTheState of California and the Department of Forestry and Fire
Protection make no representations or warranties regarding the
accuracy of data or maps. Neither the State nor the Department shall
be liable under any circumstances for any direct, special, incidental,
or consequential damages with respect to any claim by any user or
third party on account of, or arising from, the use of data or maps.
and other relevant factors including areas where winds
have been identified by the Office of the State Fire Marshal
as a major cause of wildfire spread.
statewide criteria and based on the severity of fire hazard that is
expected to prevail in those areas. Moderate, high, and very high fire
hazard severity zones shall be based on fuel loading, slope, fire weather,
Government Code section 51178 requires the State Fire
Marshal to identify areas in the state as moderate, high,
and very high fire hazard severity zones based on consistent
Federal Responsibility
Area ( FRA)
Unzoned LRA
Incorporated City
Projection: NAD 83 California Teale Albers
Scale: 1:29,000 at 11" x 17"
0 12Km
01Mi
High Moderate
Moderate
Fire Hazard Severity Zones (FHSZ) in Local Responsibility
Area (LRA), as Identified by the State Fire Marshal
Rohnert Park
101
8NINC2RP2RATED
S2N2MA C2.
C2TATI
February 24, 2025
As Identified by the
State FireMarshalLocalResponsibility Area
Fire Hazard Severity Zones
CITY OF ROHNERT PARK – SONOMA COUNTY
Fire Hazard Severity Zones in State Responsibility
Area (SRA), Effective April 1, 2024
Construction Costs for Wildfire-Resistant Homes
A comparison between California Wildland-Urban Interface Code (CWUIC) Part 7,
IBHS Wildfire Prepared Home Base, and IBHS Wildfire Prepared Home Plus
Fall 2025
Attachment 3
Construction Costs for Wildfire-Resistant Homes Fall 2025- 2 -
Construction Costs for Wildfire-Resistant Homes
A comparison between California Wildland-Urban Interface Code
(CWUIC) Part 7, IBHS Wildfire Prepared Home Base, and IBHS Wildfire
Prepared Home Plus
Authors
Kimiko Barrett, Ph.D. | Sr. Wildfire Research & Policy | kimi@headwaterseconomics.org
Steve Hawks | Sr. Director for Wildfire | shawks@ibhs.org
This report was produced by Headwaters Economics with generous support from the USDA Forest Service
and private foundations. This organization is an equal opportunity provider. The recommendations in this
document are general suggestions aimed at reducing the risk of wildfire damage to a single-family home.
Implementing these suggestions does not guarantee the prevention of damage. Every property and situation is
unique, and we recommend consulting with local fire authorities or professionals for advice tailored to specific
conditions. The organizations that produced this report are not liable for any damages or losses that may occur
by following these recommendations.
P.O. Box 7059 | Bozeman, MT 59771
https://headwaterseconomics.org
Construction Costs for Wildfire-Resistant Homes Fall 2025- 3 -
Table of Contents
Table of Contents 2
Executive Summary 4
Methods & Assumptions 6
Roof 7
Under-Eave Area 7
Exterior Walls 8
Windows & Doors 8
Attached Deck 9
Zone 0 (Near-Home Landscaping) 9
Conclusion 10
Appendix: Cost and Materials Tables 11
Construction Costs for Wildfire-Resistant Homes Fall 2025- 4 -
Executive Summary
In January 2025 the County and City of Los Angeles was devastated by catastrophic wildfires that destroyed
more than 16,000 structures. As rebuilding efforts begin, constructing homes to wildfire-resistant standards is
essential to strengthening long-term community resilience and reducing future wildfire losses.
California, a leader in wildfire mitigation, enforces some of the nation’s most comprehensive building
regulations through its Building Code Chapter 7A (Materials and Construction Methods for Exterior Wildfire
Exposure), which outlines materials and construction methods for exterior wildfire exposure in the higher
wildfire hazard areas of the state. Homeowners and builders can comply through prescriptive or performance-
based approaches, offering flexibility in achieving wildfire resistance. On January 1, 2026, Chapter 7A will
become Part 7 (Title 24) of the California Wildland-Urban Interface Code (CWUIC).
Complementing state efforts, the Insurance Institute for Business & Home Safety (IBHS) has developed the
Wildfire Prepared Home (WFPH) program—along with its enhanced Wildfire Prepared Home Plus (WFPH
Plus) designation—to standardize mitigation practices nationwide. The IBHS Wildfire Prepared program
provides a systems-based approach to wildfire risk reduction through mitigations to the structure and defensible
space that reduces the risk of home ignition from embers (WFPH Base) and flames/radiant heat (WFPH
Plus). This study provides detailed wildfire-resistant building material cost estimates for constructing homes
that meet these standards, with specific pricing for key components such as roofing, eaves, siding, windows/
doors, decks, and landscaping within the critical 0-5 foot noncombustible zone. The three different wildfire-
resistant scenarios are compared to building material costs for a home constructed with “traditional” non-
wildfire resistant building materials.
Analyzing the costs for wildfire-resistant measures beyond five feet from the home, such as the surrounding
defensible space, and the space between homes was beyond the scope of this project. However, these areas also
require attention. Reducing fuels between homes, including vegetation, outlying buildings, and fencing, disrupts
pathways for fire and embers to spread between neighbors. Ultimately, home and property wildfire mitigation
strategies are most effective when every home in the neighborhood participates.
Outcomes from this analysis suggest that wildfire-resistant building material costs for a one-story, 1,750-square-
foot, single-family home (with an estimated total construction cost value of $500,000) do not significantly
increase the costs relative to traditional non-wildfire-resistant home construction (i.e., homes not subject to
CWUIC Part 7). Key findings from this analysis include:
• Building to IBHS WFPH Base standards yields a potential savings of more than $4,000 compared to
CWUIC Part 7 due to no gutter guard requirement, open eave building material considerations, and non-
tempered windows.
• Building to WFPH Plus adds approximately $2,000 in wildfire-resistant materials over CWUIC Part 7.
For a 1,750 SF single-level home, added features include enclosed eaves, noncombustible soffits, and double-
tempered windows.
• Building to CWUIC Part 7 adds about $13,000 over traditional construction costs due to features like
flame- and ember-resistant vents, open eave building material considerations, metal gutter systems, fire-
rated wallboard for exterior walls, dual-paned single tempered windows, and a 0-5 foot noncombustible
zone (rock mulch and metal fence).
When constructing a new home, many wildfire-resistant building material costs are comparable to non-
wildfire resistant material costs. As indicated with previous studies, some of the most effective strategies to
Construction Costs for Wildfire-Resistant Homes Fall 2025- 5 -
reduce structure vulnerability to wildfire are relatively affordable. Risk-reduction strategies such as removing
flammable materials from on top of and under the deck, clearing gutter systems, removing vegetation and debris
from the roof, ensuring a 0-5 foot noncombustible zone, and relocating flammable materials from underneath
the home are critical maintenance tasks with little to no cost to the homeowner.
Analysis from this study is explicit to wildfire-resistant building materials and did not capture the full building
material costs for constructing an entire home. Values are based on a representative home in Altadena,
California with a total estimated construction cost of around $500,000. In other words, there are many other
additional components and assemblies within a home that are not required for wildfire-resistant construction
and are therefore not included in this analysis.
Similarly, there are building materials indicative of home construction preferences in Altadena, California that
were assumed in this analysis. For example, common building material assemblies and design practices for this
area in southern California include a tiled roof covering, fiber-cement siding, and concrete pour-on-grade patio.
Additionally, since the model home was a pour-on-grade foundation, no foundation vents are included in the
analysis.
The estimated costs for constructing a wildfire-resistant home are derived from a detailed analysis of a specific
model home (see Methods& Assumptions section), which provides a clear, standardized baseline for evaluating
material and design upgrades. While these figures are highly tailored to the size, layout, and features of that
model home, findings from this research offer valuable insights into the broader cost implications of adopting
wildfire-resistant practices for a variety of structure types. Differences in individual home components
– for example, open eave construction versus enclosed eave construction – will influence associated cost
considerations. Many of the expenses for improved wildfire resistant construction, such as wildfire resistant
roofs, gutter systems, siding, venting, and a noncombustible zone—can be reasonably extrapolated to larger or
more complex homes, though actual costs will vary depending on scale, architectural complexity, site-specific
conditions, and materials selected.
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Roof Subtotal: $25,321 $26,311 $26,311 $26,311
Eaves Subtotal: $1,900 $4,284 $3,681 $5,253
Exterior Walls Subtotal: $11,461 $13,569 $13,578 $13,591
Windows/Doors Subtotal: $8,431 $11,391 $8,431 $12,241
Deck Subtotal: $1,968 $1,968 $1,968 $1,968
Zone 0 Subtotal: $1,106 $3,742 $3,742 $3,742
TOTAL (+18% inflation): $59,223 $72,293 $68,099 $74,465
Comparison to Traditional $- $13,070 $8,876 $15,242
Comparison to CWUIC Part 7 $- $- $(4,194) $2,172
Construction Costs for Wildfire-Resistant Homes Fall 2025- 6 -
Methods & Assumptions
Reducing home ignitions from wildfire requires understanding the different types of fire exposures a home
might face. Homes burn down in three ways:
• Wind-blown embers traveling ahead of a wildfire can land on combustible material and ignite spot fires.
Direct and indirect ember ignition scenarios are the most common cause of ignitions.
• Radiant heat from a nearby fire can ignite combustible materials. The effect of radiant heat depends upon the
duration of the exposure, distance, and the intensity of the heat.
• Direct flame contact occurs when flames spread to touch a building or combustible material.
The three standards used in this analysis address one or more of the three types of fire exposure. While IBHS
WFPH Base primarily addresses ember exposure, CWUIC Part 7 and IBHS WFPH Plus are intended to reduce
vulnerability from all three types of ignition exposure.
The cost analysis for this study was based on a representative typical one-story, 1,750-square-foot, single-family
home (footprint specifications measuring approximately 35 feet by 50 feet) in Altadena, California. Estimated
costs are provided for constructing the home’s roof, under-eave area, exterior walls, windows and doors, deck,
and near-home landscaping (also known as Zone 0 or the 0-5 foot noncombustible zone) to wildfire-resistant
standards. Suggested building materials considered southern California-specific housing trends, general
homeowner material and design preferences, and structure and property characteristics. Mitigation measures
for broader property management at the parcel level and minimizing fuels between homes, while critical in
reducing wildfire risk to the primary structure, were beyond the scope of this project. These measures include
maintaining defensible space and modifying sheds, outlying buildings, and other potential vulnerabilities.1
Findings are adapted from results originally published in Headwaters Economics’ report, Construction Costs
for a Wildfire-Resistant Home: California Edition (2022) and Building to Wildfire-Retrofitting a Home for
Wildfire Resistance: Costs and Considerations (2024).2
Building materials were selected based on their local availability and when possible, costs were verified with a
national database (RS Means, 2023) for standard construction costs. Construction costs for building materials
were calculated as a per-unit value. For instance, costs to replace individual windows, including glass and frame,
were calculated and reported separately from the cost of an exterior wall. An inflation adjustment of 18% was
added to total costs for each scenario to account for building material cost data collected in 2023.
Because of extensive variability in site conditions, composition, design, and building materials of home
construction, it is difficult to assign an explicit cost for a single structure or group of structures. This research is
therefore intended to provide an estimate of building materials for improved wildfire resistance.
The subsequent sections of this report provide an overview of the primary exterior home components most
vulnerable to fire exposure and estimated costs for related wildfire-resistant building materials. It is important
to note the estimates do not include contractor markup costs such as labor, overhead, and profit, which can
significantly increase baseline building material costs. Residents and homeowners should consult local
contractors for accurate, place-based construction costs.
1 Insurance Institute for Business & Home Safety. (2023). IBHS Early Insights: Lahaina Fire – 2023. Retrieved from https://ibhs.org/wp-con-
tent/uploads/IBHSEarlyInsights-LahainaFire.pdf
2 Barrett K and Quarles SL. (2024). Retrofitting a Home for Wildfire Resistance: Costs and Considerations. Headwaters Economics. Retrieved from https://headwaterseconomics.org/natural-hazards/retrofitting-home-wildfire-resistance/
Construction Costs for Wildfire-Resistant Homes Fall 2025- 7 -
Building Material Costs
Roof
Roofs are highly vulnerable to ignition due to their relatively large horizontal surface area. Many Class A fire-
rated roof covering options are available with the most common being asphalt fiberglass composition shingled
roof. Two vulnerable features of the roof edge can affect the vulnerability of the roof to ignition. These include
roof covering profiles where a gap exists between the roof covering and roof sheathing (i.e., the roof deck) and
gutters at the roof edge where vegetative debris can accumulate.
For this analysis, a tiled roof was assumed for all four scenarios and is the preferred roof covering for Altadena,
CA. For the wildfire-resistant homes (CWUIC, WFPH Base, WFPH Plus), flame- and ember-resistant vents,
metal flashing for roof valleys, and a fire-resistant underlayment were included in the cost analysis.
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Roof Roof covering Tile Tile Tile Tile
Flashing None Metal Metal Metal
Underlayment Felt Synthetic/Fire-resistant Synthetic/Fire-resistant Synthetic/Fire-resistant
Roof gaps/openings Bird stopping Bird stopping Bird stopping Bird stopping
Roof vents (ridge)Plastic Flame/ember-resistant vents Flame/ember-resistant vents Flame/ember-resistant vents
Subtotal: $25,321 $26,311 $26,311 $26,311
Under-Eave Area
Eaves play an important role for building design but they also create vulnerabilities and pathways for the
building to ignite. Embers can travel through vents in the eave into the attic or accumulate in gaps between
blocking and rafters in open-eave construction. Should flames reach the under-eave area, open eaves can also
trap heat. Once there is an ignition in the under-eave area, fire will spread laterally more quickly.
Vents in the under-eave area allow air to enter the attic space. During a wildfire, vent openings can allow the
entry of wind-blown embers into the interior attic space. If combustible materials in the attic ignite, the house
can burn from the inside out. Newer vents have been designed to resist the intrusion of flames and embers.
Best practices for ignition resistance of an under-eave area are to enclose the eave with noncombustible soffit
material and install flame- and ember-resistant vents (“WUI” vents). For this analysis, an enclosed eave was
assumed for WFPH Plus construction, including a continuous linear flame- and ember-resistant vent. For the
other home scenarios, an open eave design was assumed with applicable building materials considerations for
vents and soffit.
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Eaves Design Open Open Open Enclosed
Exposed roof deck Wood Noncombustible - fiber cement Wood N/A
Soffit None None None Noncombustible - fiber cement
Soffit vents Circular - resin Circular flame/ember-resistant Circular flame/ember-resistant Linear flame/ember-resistant
Gaps/openings (vents)None Fire-rated caulk Fire-rated caulk Fire-rated caulk
Gutters Vinyl Metal Metal Metal
Gutter guard None Metal None Metal
Drip edge None Metal Metal Metal
Subtotal: $1,900 $4,284 $3,681 $5,253
Construction Costs for Wildfire-Resistant Homes Fall 2025- 8 -
Exterior Walls
Exterior walls and components in the wall assembly can be vulnerable if exposed to embers, flames, or
prolonged radiant heat from burning items located close to the home. These exposures can ignite combustible
siding and the resulting flames can spread vertically and laterally to other wall components such as windows
and the under-eave area. Additional considerations for the exterior wall include exterior wall vents such as gable,
forced air, and foundation vents.
For this analysis, fiber-cement siding and trim were assumed for all four home scenarios and based on common
building material preferences for Altadena, CA. Since the model home is a pour-on-grade foundation, no
foundation vents were included in this analysis.
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Ext Walls Siding Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement
Trim Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement
Wallboard None Gypsum Gypsum Gypsum
Forced Air vents Vinyl Vinyl Vinyl w/ louver Metal w/ louver
Subtotal: $11,461 $13,569 $13,578 $13,591
Windows and Doors
The glass of the window is vulnerable to breaking from exposure to radiant heat or direct flame contact. When
glass in a window breaks, the combustible materials inside the home can be more easily ignited from the flames
and/or embers that enter into the home. Wood- and vinyl-framed windows can burn or melt when exposed to
radiant heat or flames, allowing the glass to fall out of the frame and flames and/or embers into the home.
Doors, including window glass set in doors, and door frames can fail for the same reasons as windows. Embers
can accumulate in the small gaps between the door and frame, resulting in ignition of the door-framing and
weather-sealing material including garage, pedestrian, and front doors.
A variety of different windows were assumed for this analysis and based on assumptions of traditional home
construction compared to wildfire-resistant (and energy efficiency) requirements. For both the traditional home
and WFPH Base, a vinyl-framed, single hung, dual-paned window with non-tempered (annealed) glass was
assumed. For compliance with CWUIC Part 7 and energy efficiency standards, a dual-paned, single-tempered
casement vinyl-framed window was analyzed. For the highest wildfire-resistance to prolonged radiant heat
(WFPH Plus), a dual-paned, double-tempered metal-clad casement window was priced out.
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Windows Sliding glass window (48" x 36")Vinyl framed; dual-paned, non-tempered annealed glass (single hung)
Vinyl framed; dual-paned, single tempered (casement)Vinyl framed; dual-paned, non-tempered annealed glass (single hung)
Dual paned double tempered metal-clad glass window (casement)
Doors Pedestrian Wood Wood - solid core Wood - solid core Wood - solid core
Side door Wood Wood - solid core Wood - solid core Wood - solid core
Sliding glass patio Vinyl Vinyl Vinyl Vinyl
Garage Aluminium Aluminium Aluminium Aluminium
Subtotal: $8,431 $11,391 $8,431 $12,241
Construction Costs for Wildfire-Resistant Homes Fall 2025- 9 -
Attached Deck
Similar to a roof, a deck has a large horizontal surface area and can be vulnerable to embers and under-deck
flames. A burning deck can expose the side of the house to extended radiant heat and/or direct flame contact.
The deck walking surface and structural support members, as well as what is stored on or below the deck, are
therefore important considerations. Enclosing the under-deck area with metal mesh screening can minimize the
accumulation of vegetative debris, vegetation, and other combustible materials.
Most commonly used deck board products (including wood and plastic composite boards) are combustible.
Decks with noncombustible walking surfaces include lightweight concrete or a flagstone product. Regardless
of the walking surface, decks are typically supported by solid wood joists, beams, and columns that will be
vulnerable to ignition if nearby combustible materials ignite.
For purposes of this study and based on homeowner preferences for the Altadena area in southern California,
a concrete pour-on-grade patio was assumed for all four home scenarios. A pour-on-grade patio eliminates
consideration of a structural support system including joists, beams, and columns that are required for an
elevated decking assembly and are not included in this analysis.
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Deck Decking surface Concrete pour-on-slab patio Concrete pour-on-slab patio Concrete pour-on-slab patio Concrete pour-on-slab patio
Subtotal: $1,968 $1,968 $1,968 $1,968
Zone 0 (0-5 foot noncombustible zone)
Landscaping makes the home vulnerable when it ignites and allows fire to burn directly to the home. Ignition
of near-home combustible materials (e.g., mulch, plants, fencing, vegetative debris and other combustible
materials) from embers allows flames to touch the home regardless of how well broader vegetation management
(defensible space) has been implemented and maintained.
Eliminating fuels within five feet of the home is an important mitigation strategy. The type of vegetation, mulch,
and other near-home landscaping features and combustible materials in this zone including fencing, will affect
the home’s vulnerability to ember ignitions and the potential for radiant heat and direct flame contact.
This analysis considers mulch and fencing in the material selection within the 0-5 foot noncombustible zone.
For the traditional home, bark mulch and a wood fence (including posts) were evaluated. For the three wildfire-
resistant home scenarios, rock (pea gravel) mulch and a metal fence were analyzed. While there are many types
of fencing, materials included in this study were for privacy fencing (versus a boundary fence such as wrought
iron).
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Zone 0 Mulch Cedar bark Gravel Gravel Gravel
Fencing Wood Metal Metal Metal
Subtotal: $1,106 $3,742 $3,742 $3,742
Construction Costs for Wildfire-Resistant Homes Fall 2025- 10 -
Conclusion
In conclusion, this analysis reinforces that incorporating wildfire-resistant building materials—whether
through California Wildland-Urban Interface Code (CWUIC) or the IBHS Wildfire Prepared Home (WFPH)
standards—can be achieved at a relatively modest increase in cost compared to traditional construction. For
a one-story, 1,750-square-foot mid-range home valued at $500,000, building to WFPH Base increases total
construction costs by 2% over a traditional home (and by 3% for WFPH Plus).
The estimated costs for building a wildfire-resistant home are based on a detailed assessment of a specific model
home, providing a standardized baseline for evaluating material and design upgrades. Although tailored to that
home’s unique size and features, the findings offer broader insight into the potential costs of adopting wildfire-
resistant construction across different types of homes. Variations in design elements—such as open versus
enclosed eaves—affect overall expenses. Many fire-resistant upgrades, including roofing, siding, vents, gutters,
and a 0-5 foot noncombustible zone, can be extrapolated to larger or more complex homes, though actual costs
will vary with scale, design complexity, site-specific conditions, and building materials.
These investments provide meaningful protection against wildfire risks, especially when paired with simple,
low-cost maintenance actions like clearing debris and maintaining a noncombustible zone. While this study
focused on building materials, it also highlights the broader importance of community-wide mitigation,
including managing defensible space and reducing fuel continuity between neighboring properties. As wildfire
threats intensify across the West, the findings here suggest that building wildfire-resistant homes is both feasible
and financially practical—an essential step toward safeguarding communities in high-risk areas.
Construction Costs for Wildfire-Resistant Homes Fall 2025- 11 -
Appendix: Cost and Materials Tables
Wildfire-Resistant Construction & Costs (2025)Data TablesCost Estimates 2023-2024
ABOUT THE DATA
Pricing is from local suppliers and RSMeans,a national database of construction materials, labor, and contractor O&P costs.
Findings are adapted from results originally published in Headwaters Economics’ report, Construction Costs for a Wildfire-Resistant Home: California Edition (2022) and Building to Wildfire-Retrofitting a Home for Wildfire Resistance: Costs and Considerations (2024).
RSMeans is updated quarterly, includes average construction cost indices from more than 970 cities, and uses the latest negotiated labor costs for average wages in 30 major cities. Prices include the cost of material as installed (i.e., material plus estimated labor and contractor overhead and profit costs). In some cases, pricing was not available through RSMeans and
costs were derived from building subject matter expert, supplier, or local distributors.
Pricing includes analyzed building material costs available locally (e.g., at Home Depot and Lowes) and when possible, verified costs with a national database for standard construction costs. In most cases, demolition, labor, and contractor overhead are
not included in building material costs.
COLUMN DEFINITIONS
Assembly: major groupings, or systems, of features such as roof, eaves, exterior walls, windows/doors, and deck.
Component: describes the part of the assembly that was priced.
Traditional: building materials conventionally used in a non-wildfire-resistant home
CWUIC Part 7: California Wildland-Urban Interface Code (CWUIC), Title 24 Part 7 for wildfire-resistant home construction
IBHS WFPH Base: Minimum criteria to meet IBHS Wildfire Prepared Home designation, such as creating the 0–5 Foot
Noncombustible Zone, upgrading building features, and maintaining the defensible space surrounding the parcel to 30 feet.
IBHS WFPH Plus: Additional protective measures beyond the WFPH Base for key building features of the home, and to
achieve enhanced wildfire-resistance to flame and radiant heat.
ABOUT HEADWATERS ECONOMICS
Headwaters Economics is an independent, nonprofit research group. Our mission is to improve community development and
land management decisions.
https://headwaterseconomics.org
PO Box 7059, Bozeman, MT 59771
Contact: Kimiko Barrett, kimi@headwaterseconomics.org, 406-224-1837
Construction Costs for Wildfire-Resistant Homes Fall 2025- 12 -
Table 1: Building materials costs for wildfire-resistant standards
Assembly Component Traditional CWUIC Part 7 IBHS WFPH Base IBHS WFPH Plus
Roof Roof covering Tile Tile Tile Tile
Flashing None Metal Metal Metal
Underlayment Felt Synthetic/Fire-resistant Synthetic/Fire-resistant Synthetic/Fire-resistant
Roof gaps/openings Bird stopping Bird stopping Bird stopping Bird stopping
Roof vents (ridge)Plastic Flame/ember-resistant vents Flame/ember-resistant vents Flame/ember-resistant vents
Subtotal: $25,321 $26,311 $26,311 $26,311
Eaves Design Open Open Open Enclosed
Exposed roof deck Wood Noncombustible - fiber cement Wood N/A
Soffit None None None Noncombustible - fiber
cement
Soffit vents Circular - resin Circular flame/ember-resistant Circular flame/ember-resistant Linear flame/ember-resistant
Gaps/openings (vents)None Fire-rated caulk Fire-rated caulk Fire-rated caulk
Gutters Vinyl Metal Metal Metal
Gutter guard None Metal None Metal
Drip edge None Metal Metal Metal
Subtotal: $1,900 $4,284 $3,681 $5,253
Exterior Walls Siding Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement
Trim Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement Noncombustible - fiber cement
Wallboard None Gypsum Gypsum Gypsum
Forced Air vents Plastic Plastic Vinyl w/ louver Metal w/ louver
Subtotal: $11,431 $13,569 $13,578 $13,591
Windows Sliding glass window (48" x 36")Vinyl framed; single-paned, non-tempered annealed glass (single hung)
Vinyl framed; dual-paned, single tempered (casement)Vinyl framed; single-paned, non-tempered annealed glass (single hung)
Dual paned double tempered metal-clad glass window (casement)
Doors Pedestrian Wood Wood - solid core Wood - solid core Wood - solid core
Side door Wood Wood - solid core Wood - solid core Wood - solid core
Sliding glass patio Vinyl Vinyl Vinyl Vinyl
Garage Aluminium Aluminium Aluminium Aluminium
Subtotal: $8,431 $11,391 $8,431 $12,241
Deck Decking surface Concrete pour-on-slab patio Concrete pour-on-slab patio Concrete pour-on-slab patio Concrete pour-on-slab patio
Subtotal: $1,968 $1,968 $1,968 $1,968
Zone 0 Mulch Cedar bark Gravel Gravel Gravel
Fencing Wood Metal Metal Metal
Subtotal: $1,106 $3,742 $3,742 $3,742
TOTAL (+18% inflation): $59,223 $72,293 $68,099 $74,465
Comparison to Traditional $- $13,070 $8,876 $15,242
Comparison to CWUIC Part 7 $- $- $(4,194) $2,172
Construction Costs for Wildfire-Resistant Homes Fall 2025- 13 -
Table 2: Minimum criteria to meet wildfire-resistant standards
Component CWUIC Part 7 IBHS WFPH IBHS WFPH+
Roof
covering and underlayment
Requires a Class A fire-rated roof covering. Plug gaps
at ends (i.e., bird-stopped, fire-stopped). A minimum 36-inch-wide mineral-surfaced asphalt fiberglass composition cap sheet must be installed under metal valley flashing. Where the roof profile results in a gap between the covering and the roof deck, a mineral-
surfaced asphalt fiberglass composition cap sheet must be installed over the roof surface.
Class A (cover or assembly)Class A (cover or assembly)
Roof vents WUI vents on horizontal/ vertical planes or non-corrosive 1/16” to 1/8” screen on a sloped roof.WUI vents or vents covered with noncombustible, non-corrosive 1/16” to 1/8” screen on a sloped roof.
WUI vents or vents covered with noncombustible, non-corrosive 1/16” to 1/8” screen on a sloped roof.
Skylights (not included in analysis)
Glass unit must be dual-paned, single tempered and protected with noncombustible, non-corrosive 1/16” to 1/8” screen.
N/A Glass unit must be dual-paned, single tempered and protected with noncombustible, non-corrosive 1/16” to 1/8” screen.
Eaves Soffited or open-eave allowed. If open-eave, nominal 2x
material (or greater) is required as blocking and rafters. Exposed roof deck shall be constructed of a material that is noncombustible, or ignition-resistant, or tested for 10-minute direct flame contact, or have a one-hour fire rating on the exterior side of the framing.
N/A Noncombustible soffit for enclosed
eave; Materials approved for 1 hour fire resistance, or 2-inch nominal dimension lumber).
Eave/soffit vents WUI vents on horizontal/ vertical planes; non-corrosive 1/16” to 1/8” screen.WUI vents or vents covered with noncombustible, non-corrosive
1/16” to 1/8” screen.
WUI vents or vents covered with noncombustible, non-corrosive 1/16”
to 1/8” screen.
Gutter System (downspouts, gutter, guard, drip edge)
Noncombustible gutters and downspouts. Gutter cover material unspecified. Metal drip edge assumed.Noncombustible gutters and downspouts. No gutter guard req’d. Metal drip edge assumed.
Noncombustible cover. Metal drip edge assumed.
Siding Five options for compliance: 1) noncombustible material, 2) ignition-resistant material, 3) heavy timber construction, 4) log wall assembly, or 5) assembly
complying with SFM 12-7.
6-inches of noncombustible material on the base of the wall (cover).
Noncombustible covering
Gable vents WUI vents on horizontal/ vertical planes. WUI vents or vents covered with noncombustible, non-corrosive 1/16” to 1/8” screen.
WUI vents or vents covered with noncombustible, non-corrosive 1/16” to 1/8” screen.
Dryer vents N/A Louver required over vent opening Louver required over vent opening
Foundation vents WUI vents on horizontal/ vertical planes.
(Not included in this analysis due to pour-on-grade foundation)
WUI vents or vents covered with noncombustible, non-corrosive 1/16” to 1/8” screen.
WUI vents or vents covered with noncombustible, non-corrosive 1/16” to 1/8” screen.
Windows Four options for compliance: 1) multipaned glazing with a minimum of one tempered pane, 2) glass block units, 3) fire-resistance rating of not less than 20 minutes, or 4)
meeting performance requirements of SFM 12-7A-2.
N/A Dual-paned; double tempered glass or fire-resistance rating of not less than 20 minutes.
Doors Noncombustible; ignition-resistant covering; or 20 minute fire rated door; or solid core; weather stripping req’d for gaps in the door and door opening (>1/8”).
N/A Noncombustible; ignition-resistant covering; or 20 minute fire rated door; or solid core.
Decking surface Noncombustible; Ignition resistance materials, fire treated wood.N/A Noncombustible
Mulch Noncombustible Noncombustible Noncombustible
Fencing Noncombustible within 5 feet.Noncombustible within 5 feet.Noncombustible within 5 feet. No parallel (back-to-back) combustible fences within 5 feet of each other (5-30 feet from house).